HomeMy WebLinkAboutEx_07_Transportation_ConcurrencyDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: February 21, 2023
TO: Alex Morganroth, Senior Planner
FROM: Brianne Bannwarth, Development Engineering Director
SUBJECT: Traffic Concurrency Test
Goddard School - 4110 NE 4th Street (APN 1023059128)
LUA22-000414
The applicant is requesting administrative site plan review and environmental (SEPA) review to
convert a tenant space previously occupied by a fitness center into a pre -school (classified as a
Daycare Center). The tenant space is approximately 12,000 sq. ft. in size and is located within an
existing shopping center located at 4110 NE 4th St (APN 1023059128). The site is located near
the northeast corner of the intersection of NE 4th St and Union Ave NE. The tenant space is
located in the northwest corner of the existing building on the site (Highland Shopping Center).
The Highland Shopping Center is a 41,233 sq. ft. multi-tenant, one-story commercial
development with a grocery store anchor tenant. The project site totals 3.56 acres in area and is
located within the Commercial Mixed Use (CMU) land use designation, Commercial Arterial (CA)
zoning classification, and Urban Design District ‘D’ overlay. The proposed facility would accept
approximately 170 full time students ranging in age from six months to six years old.
Approximately 26 staff would be employed by the school. The applicant has proposed a 5,900 sq.
ft. exterior playground to be constructed in the grass area to the north of the building. Access to
the site would remain via the existing multiple driveways off of NE 4th St and Union Ave NE. COR
Maps indicates a Moderate Landslide Hazard is located on the property. The applicant has
indicated a total project value of approximately $1.5 million. No trees are proposed for removal.
The proposed development would generate a reduction of approximately 70 net new average
weekday daily trips. During the weekday AM peak hour, the project would generate
approximately 60 net new trips (32 inbound and 28 outbound). During the weekday PM peak
hour, the project would generate approximately 37 net new trips (14 inbound and 23 outbound).
The proposed project passes the City of Renton Traffic Concurrency Test per RMC 4 -6-070.D as
follows:
Exhibit 7
DocuSign Envelope ID: 108D365A-BF86-40BD-88FF-CF3D617C2D47
Transportation Concurrency Test – Goddard School
Page 2 of 3
February 21, 2023
Traffic Concurrency Test Criteria Pass
Implementation of citywide Transportation Plan Yes
Within allowed growth levels Yes
Project subject to transportation mitigation or impact fees Yes
Site specific street improvements to be completed by project N/A
Traffic Concurrency Test Passes
Evaluation of Test Criteria
Implementation of citywide Transportation Plan: The City’s investment in completion of the
forecast traffic improvements is greater than 100% of the scheduled expenditure through 2023.
Within allowed growth levels: The citywide traffic concurrency trip capacity for concurrency with
the city adopted model for 2023 is 2,030 trips. The trip balance provides sufficient capacity to
accommodate approximately 37 trips from this project. A resulting 1,1993 trips are remaining.
Project subject to transportation mitigation or impact fees: The project will be subject to
transportation impact fees at time of building permit issuances for the project.
Site specific street improvements to be completed by project: The project will not trigger the
requirement for frontage improvements as it does not include a building addition or site
improvements that exceed $175,000 per RMC 4-6-060. Any additional off-site improvements
identified through SEPA or land use approval will also be completed prior to occupancy.
Background Information on Traffic Concurrency Test for Renton
The City of Renton Traffic Concurrency requirements for proposed development projects are
covered under Renton Municipal Code (RMC) 4-6-070. The specific concurrency test requirement
is covered in RMC 4-6-070.D, which is listed for reference:
D. CONCURRENCY REVIEW PROCESS:
1. Test Required: A concurrency test shall be conducted by the Department for each
nonexempt development activity. The concurrency test shall determine consistency with
the adopted Citywide Level of Service Index and Concurrency Management System
established in the Transportation Element of the Renton Comprehensive Plan, according
to rules and procedures established by the Department. The Department shall issue an
initial concurrency test result describing the outcome of the concurrency test.
DocuSign Envelope ID: 108D365A-BF86-40BD-88FF-CF3D617C2D47
Transportation Concurrency Test – Goddard School
Page 3 of 3
February 21, 2023
2. Written Finding Required: Prior to approval of any nonexempt development activity
permit application, a written finding of concurrency shall be made by the City as part of
the development permit approval. The finding of concurrency shall be made by the
decision maker with the authority to approve the accompanying development permits
required for a development activity. A written finding of concurrency shall apply only to
the specific land uses, densities, intensities, and development project described in the
application and development permit.
3. Failure of Test: If no reconsideration is requested, or if upon reconsideration a project
fails the concurrency test, the project application shall be denied by the decision maker
with the authority to approve the accompanying development activity permit application.
The Concurrency Management System established in the Transportation Element on page XI -65
of the Comprehensive Plan states the following:
Based upon the test of the citywide Transportation Plan, consideration of growth levels
included in the LOS-tested Transportation Plan, payment of a Transportation Mitigation
Fee, and an application of site-specific mitigation, development will have met City of
Renton concurrency requirements.
DocuSign Envelope ID: 108D365A-BF86-40BD-88FF-CF3D617C2D47